2026-09-10 · Florida · Regulation

What happened. Florida's Division of Florida Condominiums, Timeshares and Mobile Homes has held that a condominium association may not redact board members' handwritten signatures from official records it is required to post. The declaratory statement, DS 2025-047 (Case No. 2025069234), was issued on the petition of Antigua II Condominium Association, Inc. and published on 6 August 2026 (Vol. 52/152).¹

The holding

“Because section 718.111(12)(c)5., F.S., does not identify handwritten signatures as information that may be withheld or redacted from official records, the Division concludes section 718.111(12)(c)5., F.S., does not authorize an association to redact or obscure board-member handwritten signatures on documents required to be posted under section 718.111(12), F.S.”

The reasoning, and why it reaches further than signatures

The Division's logic is that the statutory redaction list is a closed list. Section 718.111(12)(c)5 identifies what may be withheld or redacted; anything not on it may not be. Handwritten signatures are not on it, so they stay.

That structure generalises. Any category a manager or counsel has been withholding out of habit — rather than because the statute names it — sits on the wrong side of the same reasoning.

What this touches in practice

Signature-scrubbing is routine in Florida association practice. Minutes signed by a secretary, contracts executed by a president, written consents and resolutions are frequently posted with the signature block blacked out, usually on a general instinct about identity protection rather than a specific statutory basis.

The relevant posting duty has also expanded. Since 1 January 2026, an association managing a condominium with 25 or more units without timeshare units must post digital copies of specified official records on a website or make them downloadable through a mobile application — down from a 150-unit threshold. And a document must be made available “within 30 days after the association receives or creates” it.²

1. Notice of Declaratory Statement, DS 2025-047, Antigua II Condominium Association, Inc., published 6 August 2026 (Vol. 52/152) ↩
2. Chapter 2025-175, Laws of Florida (CS/CS/HB 913) — §§ 7 and 18, official records and website posting ↩
3. Notice of Declaratory Statement declination, Top of the Mile South, Inc., published 9 March 2026 (Vol. 52/46) ↩